Transcript HANCOCK METROPOLITAN HOUSING AUTHORITY

CELL PHONES
Please - turn off
cell phone during
the Briefing
Please – no text
messaging during
the Briefing
DO YOU HAVE QUESTIONS
ON YOUR FILE???
Please return to
our Main Lobby
after the
Briefing…a Case
Worker will be
available to answer
your questions.
HANCOCK METROPOLITAN
HOUSING AUTHORITY
Chartered Under
State of Ohio
September 27, 1991
HANCOCK METROPOLITAN
HOUSING AUTHORITY
Hancock
R e g io n a l
P la n n in g
C o m m is s io n
C ity
of
F in d la y
Hancock
C o u n ty
C o m m is s io n e r s
HANCOCK METROPOLITAN
HOUSING AUTHORITY
Board
of
Commissioners
Donna Ruse
Chairperson
Local Realtor
Various Board
Nancy Stephani
Vice
Chairperson
Robert J. Fox
Secretary
Social Services
Findlay
City Schools
Various Board
Various Boards
Michael C.
Noggle
Chuck Rogers
Attorney
Financial
Services
Various Boards
Various Boards
HMHA MISSION….
Provide Safe, Decent, Sanitary and
Affordable Housing
for Low Income Families
in our Community
Casey J. Ricker
Deputy Director
HCV HQS Inspector
HANCOCK COUNTY
AGENCIES WORKING
TOGETHER
Associated
Charities
Community Action Commission
Agency on Aging
Hancock Christian Clearing
House
Salvation
Army
AHI
Hope House
HMHA
HCCIL
Blanchard Valley
Center
Job & Family
Services
Open Arms
L & M Housing
ADAHMS
Century Health
FROM 53 VOUCHERS
IN 2000 TO...
CURRENTLY
ASSISTING
OVER 700
FAMILIES
APPLICATION PROCESS
 Pre-Application
 Eligibility Determination
 Verifications (includes Criminal Records)
 Waiting List
 Voucher Funding Available
 Issue Voucher, Request for Tenancy Approval
 Briefing Interview Guide
The first steps in the process are
 Applicant completes application and
provides required documentation
 HMHA determines if the household is
income eligible
 Head of Household attends a Voucher
Briefing and Family Obligations are
explained to the prospective client
 The family looks for safe, decent housing
that rents within the guidelines provided
by HMHA
The family is provided with
Voucher – Expires in 60 days
Request for Tenancy Approval (RTA)
A list of available units
An estimate of an affordable rent amount
within the 30% to 40% guideline
established by HUD
 Briefing Guide containing overview of
the Housing Choice Voucher (HCV)
Program
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NEED AN EXTENSION ON YOUR
VOUCHER??
 Must request IN WRITING
 Sample form in your Briefing Packet
 Complete Original Form in our office and
provide supporting documentation
DO YOU NEED A REASONABLE
ACCOMMODATION??
 Must request IN WRITING
 Sample form in your Briefing Packet
 Complete Original Form in our office and
provide supporting documentation
HCV PROGRAM RENTAL ASSISTANCE IS
A 3-WAY PARTNERSHIP
Congress
Appropriates
Funding
HUD
Provides Funding
To PHA
Program Regulations and ACC
specifies PHA Obligations and
Voucher Funding
PHA
Administers
Program
Voucher specifies Family
Obligations
Family
(Program
Participant)
Housing Assistance Payments (HAP)
Contract specifies Owner and PHA
Obligations
Lease specifies Tenant
and Landlord
Obligations
Owner / Landlord
FAMILY OBLIGATIONS
 When the family’s unit is approved and all
paperwork has been completed,
THE FAMILY MUST FOLLOW THE RULES
in order to continue to participate in the Housing
Choice Voucher Program
 Any information the family supplies MUST
be true and complete
FAMILY OBLIGATIONS
 Supply any information the PHA or HUD
determines necessary…
 Disclose and verify social security numbers
and sign consent forms
• Supply any information to PHA to verify the
family is living in the unit or information
related to family absence from the unit
FAMILY OBLIGATIONS
 Promptly notify the PHA IN WRITING
when family is away from unit for an extended time
• Allow PHA to inspect at reasonable time after
reasonable notice
• Notify the PHA and owner IN WRITING
before moving out of unit of terminating lease
FAMILY OBLIGATIONS
 Use of assisted unit must be the family’s only
residence
 Promptly notify the PHA IN WRITING of
birth, adoption, court-awarded custody
 Request PHA and Landlord WRITTEN
APPROVAL to add any other family member as
occupant of the unit
 Promptly notify the PHA IN WRITING if any
family member no longer lives in unit
FAMILY OBLIGATIONS
 Give PHA a copy of any owner 3-day,
10-day or 30-day eviction notice
 Pay your portion of the rent
 Pay utility bills and provide and maintain
any appliances the owner is not required
to provide under the lease
FAMILY OBLIGATIONS
DO NOT
 Own or have interest in the assisted unit
 Commit any serious or repeated
violations of the lease
 Commit fraud, bribery or any other corrupt
or criminal act in connection with the program
FAMILY OBLIGATIONS
DO NOT
 Engage in drug-related or violent criminal activity
 Sublease the unit
 Receive HCV Program housing assistance
while receiving another housing subsidy under any
other Federal, State or local Program
FAMILY OBLIGATIONS
DO NOT
 Damage the unit or premises (other than normal wear
and tear
 Receive HCV Program assistance while residing in a
unit owned by a family member unless the PHA has
determined that approving the unit would provide a
reasonable accommodation for a family member who
is a person with disabilities
 Engage in abuse of alcohol that threatens the health,
safety, or right to peaceful enjoyment of other
residence and persons residing in the immediate
vicinity of premises
DO NOT MOVE INTO THE
UNIT UNTIL HMHA
APPROVES UNIT
DO NOT GIVE THE
LANDLORD A SECURITY
DEPOSIT UNTIL UNIT IS
APPROVED BY HMHA
Tenant Responsibilities
 Search for desirable unit – List of vacant
units in your packet
 Ask prospective landlord if they accept
a Housing Choice (Metro) Voucher
 Present prospective landlord with RTA
to be completed
 Return the RTA to our office
HMHA RESPONSIBILITIES
When RTA is Returned
 Calculate income and gross rent – must be
within the 30% to 40% HUD guidelines
 Schedule inspection with the landlord
 Inform landlord and tenant if the unit is
approved
 Prepare rent reasonableness comparison
study
DO NOT MOVE IN UNTIL HMHA APPROVES
UNIT
HMHA RESPONSIBILITIES
 If the inspection fails, HMHA will advise the
Landlord what has failed and what
corrections are required
 Landlord will have an opportunity to make
required repairs
DO NOT MOVE INTO THE UNIT UNTIL
HMHA APPROVES UNIT
How we calculate the estimate
 Total household income and any allowances is
calculated
 Household MUST pay at least 30% of their
monthly adjusted income toward their portion
of the rent
 Household portion of the rent plus any utilities
the tenant must pay cannot exceed 40% of the
monthly adjusted income
 Have you reported ALL household income?
 Have you reported ALL household members?
 Is a family member paying some or all of
your bills?
2008 Payment Standards
(Hancock County)
1 bedroom
456
2 bedroom
591
3 bedroom
805
4 bedroom
854
5 bedroom
982
Example of Utility Calculation
Two Bedroom - Duplex
Electric Heat
Electric Range
Other Electric
Elec H/W Htr
Trash
Water
Sewage
Range
Refrigerator
$40
$ 4
$12
$11
$15
$49
$49
$ 8
$ 8
Gas Heat
Electric Range
Other Electric
Gas H/W Heater
Trash
Water
Sewage
Range
Refrigerator
$52
$ 4
$12
$11
$15
$49
$49
$ 8
$ 8
NAME:
YOU HAVE:
Mickey Mouse
1
bedroom voucher
Based on your personal income and expenses it has been
ESTIMATED-ONLY
that you will need to look at an unit for no more than
$400
This is the rent amount.
You will pay
$103
Rent
Plus Utilities
You will receive an Utility Reimbursement of
$0
DO NOT LOOK AT UNITS RENTING HIGHER THAN THE ABOVE AMOUNT.
This utility amount
DOES
NOT
include water and trash
Talk to us before you sign anything.
HAPPY HUNTING
THIS IS NOT YOUR VOUCHER AMOUNT
LEGAL DOCUMENTS TO SIGN
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Lease Agreement with HUD attachments
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Housing Assistance Payments Contract (HAP) Contract between HMHA and the Landlord
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Drug-Free Housing Addendum – This also applies to the Landlord as well
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Pet Addendum, if applicable
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Adjustment of Payment form
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Letter to the Charities for assistance with your
Information for Security Deposit
HMHA WILL CALL YOU WHEN
PAPERWORK IS READY FOR SIGNATURE
INCOME and/or HOUSEHOLD
CHANGES
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Income goes up…do paperwork
Income goes down…do paperwork
Someone moves in…do paperwork
Someone moves out…do paperwork
Phone number changes…do paperwork
If you get a pet…do paperwork
If you are not sure what to report, call
your caseworker
GENERAL LEASING POLICIES
 Unit must qualify as eligible unit
 Unit must be inspected by HMHA and meet
HUD’s Housing Quality Standards
 Lease must include the required HUD
Tenancy Addendum
 Rent charged by owner must be reasonable
 Owner must be an eligible owner, approved by
HMHA, with no conflicts of interest
 Gross rent of the unit cannot exceed 40% of the
Family’s monthly adjusted income
What if tenant fails to pay rent
or violates the lease?
 Landlord speaks to tenant
 Notifies HMHA
 If a satisfactory agreement cannot be met,
Landlord would proceed the same as he would d if
the tenant was not a Metro client
 Provide HMHA with a copy of any 10-day or
30-day notices
 Contact attorney
 Keep Metro informed
MOST COMMON
FAMILY VIOLATIONS
 Failure to report income changes
 Failure to get written approval from the
Landlord and/or Metro for additional
household members to reside in the unit
 Vacating unit in violation of lease without
WRITTEN notification to HMHA or
Landlord
 Causing Damage to unit
 Drugs
HMHA RESPONSIBILITIES
 Make payments to the Landlord
 Review household composition and
income at least once a year--or more,
if required
 Inform Landlord and Tenant of change in
HMHA and Tenant portions of rent
 Inspect at least once a year
HUD
SECTION 8
DRUG-FREE HOUSING
NO VIOLENT
CRIMINAL ACTIVITY
NOTE: Applicant/Client may request IN WRITING
Informal Hearing or Review
OUR LANDLORDS…..
OVER
350...
HELP MAKE OUR
PROGRAM
SUCCESSFUL!!
LANDLORD RESPONSILIBITES
 Show the apartments -- Be specific with the prospective tenant
if this is the condition the unit will be in when tenant moves in
 Screen the client
 Perform credit or criminal checks if this part of your screening
process
 Are pets allowed?
 Complete ALL information on the RTA
 Discuss your rules and/or lease terms with prospective tenant
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 Confirm an inspection time with the HMHA inspector
 All utilities must be on for the inspection
LANDLORD RESPONSIBILITIES
 Collect security deposit—cannot be more than
rent amount charged
 Collect tenant’s portion of the first month’s rent
 Tenant signs paperwork required by landlord – may have a
separate lease
 Provide Landlord with verification of renter’s insurance, if
required
 Coordinate change of utilities if tenant pays
 Give tenant keys to apartments
 Notify HMHA if there is a change in the heat
source during the lease term
LANDLORD RESPONSIBILITIES
 Collect the tenant’s portion of monthly rent
 Comply with Fair Housing laws
 Maintain the unit at ALL TIMES to HUD’s
Housing Quality Standards
 Comply with terms of Housing Assistance
Payment Contract
 Keep any utilities that they are responsible for
paid and in service
 Pay real estate taxes on the property
WE INSPECT!!
MUST MEET HUD
HOUSING
QUALITY
STANDARDS
“HQS”
Living Room
 Two electrical sockets or one socket and
permanent light
 Window
Kitchen
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One permanent overhead light
One electrical socket
Sink
Stove
Refrigerator
Bathroom (also applies to Half Bath)
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Permanent overhead light
Sockets are not required
Electric vent or operable window
Tub or shower (preference for both)
A door is required for privacy
A sink separate from the kitchen sink
Bedrooms
 Two electrical sockets or one electrical
socket and a permanent overhead light
 Window (if made to open must open)
Basements
 If basements are to be used on a regular
basis, they must have a working smoke
detector
 Stable stairs–handrail required…4 steps or
more
 If the basement is used for sleeping areas,
there must be windows that will allow exit
in case of fire
Exterior
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Paint
Foundation
Railings
Stairs
Roof
Gutters
Chimney
AUTOMATIC FAILS
 No smoke detector or inoperable smoke
detector
 No heat
 No hot water
 No water
You MUST Have
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Railings--four or more stairs (inside or out)
Smoke detectors on every level
Separate entrance
Discharge line on water heaters
All electrical sockets and switches must
have covers
 All windows on the first floor must have a
lock
Things you may want to check…
What is important to You??
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Screens
Water pressure
Paint issues – holes (children under six – BEWARE)
Garbage disposal
Dishwasher
Yard
Carpet
Neighborhood
Garage-Storage
Closets
Air Conditioning
Will the heat be adequate for you?
Furnace filters
You May NOT Have
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RATS
Unvented heat source
Portable heaters as a main heat source
Open spaces in fuse box
Shared water meters
Trash cans without lids
MOST COMMON
LANDLORD VIOLATIONS
 Accepting rent for a vacant unit
 Misrepresenting ownership of property
 COLLECTING SIDE PAYMENTS FROM
FAMILIES
 Allow units to fall below HUD’s HQS
(Housing Quality Standards)
 HMHA may refuse to do business with a
Landlord who consistently allows unit(s) to
fall below HUD’s HQS
SIDE DEALS CAN BE CAUSE
FOR TERMINATION
 Charging tenant extra for high water usage
 Paying tenant’s utilities included on the lease
 Charging extra for pets, appliances, or anything
without HMHA approval
 Increasing the rent without notifying HMHA
 Charging other people to live in the basement
 HMHA may refuse to do business with a
landlord who repeatedly performs side deals
IF YOU HAVE A PROBLEM,
CALL THE LANDLORD FIRST
REMINDER
 Clients are required to give current
landlord and HMHA a WRITTEN
30-day notice
 Proper vacating of unit is required:
 Clean, dispose of trash, utilities paid in
full and transferred to owner
 Keys turned in to the Landlord
 Have you made a Side Agreement with the
Landlord?
 Do you have the utilities you are responsible for in
your name?
 Do you have an unauthorized household member?
 Do you have an unreported pet?
CALL YOU CASE WORKER
Your case worker can
help you stay
compliant with the
Family Obligations.
Please call if you have
a question, a problem, or
cannot come to
a scheduled appointment.